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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Schools
3475 Progress Ln Saint Cloud, FL 34769-6519
Entity Owned
7-yr Hold
Free & Clear
Property ID
US18-7208329
Property profile
Verified
Property type
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Year built
2019
Total area
13,166 SF
Lot
2.29 ac (99,752 SF)
Zoning code
SPUD
APN
1526300700TRAC0010
UPID
US18-7208329
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$895k
Owner & transaction history
Vista Lakes Realty LLC · 7 yrs held
Vista Lakes Realty LLC
since 2018
7 recorded transactions
Zoning & alternative use
SPUD · Saint Cloud, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.4M
+37.4%
Restaurant
$1.4M
+33.4%
Warehouse, storage
$1.2M
+13.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Saint Cloud submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Cloud submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,050,000
Current use
INDUSTRIAL (GENERAL)
$1,440,000
Change: +37% · Conversion: Difficult
RESTAURANT
$1,400,000
Change: +33% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,190,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$895k
Range $806k – $985k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$68 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$21,309
Tax year 2023
Assessed value
$2,319,100
Assessed 2023
Previous assessed
$1,986,700
+16.7% YoY
Effective rate
0.92%
On assessed value
Assessed land
$967,900
Assessed improvement
$1,351,200
Land market value
$967,900
Improvement market value
$1,351,200
Total market value
$2,319,100
Applied tax rate
100.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Status
Off-Market
Year built
2019
Heating
YES
Cooling
AC.PACKAGE
Stories
2
Total area
13,166 SF
Lot
2.29 ac (99,752 SF)
Zoning code
SPUD
APN
1526300700TRAC0010
UPID
US18-7208329
Jurisdiction
OSCEOLA
Zoning & alternative use
SPUD · Saint Cloud, FLZoning SPUD · permitted uses
SPUD · Saint Cloud, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
RESTAURANT
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.2M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
INDUSTRIAL (GENERAL)
RESTAURANT
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2019
Heating
YES
Cooling
Yes
Stories
2
Lot
2.29 ac
Current owner
From public records · entity-resolved
Vista Lakes Realty LLC
Entity
Free & Clear · 7 yrs held
Mailing address
150 E ROBINSON ST UNIT #2409, ORLANDO, FL 32801-4361
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2020
—
Vista Lakes Realty LLC
—
Deed
related
$1,974,408 · Td Bk NA
Aug 11, 2020
—
Vista Lakes Realty LLC
—
Deed
related
$1,974,408 · Td Bk NA
Nov 29, 2018
—
Vista Lakes Realty LLC
—
Deed
related
$1,513,350 · Td Bk NA
Sep 18, 2018
$350,000
Vista Lakes Realty LLC
Stevens Plantation Imp Project
Grant Deed
—
—
—
Vista Lakes Realty LLC
—
Deed Of Trust
related
$1,513,350 · Td Bk NA
—
—
Vista Lakes Realty LLC
—
Loan Modification
related
$1,974,408 · Td Bk NA
—
—
Vista Lakes Realty LLC
—
Deed Of Trust
related
$1,974,408 · Td Bk NA
—
—
Vista Lakes Realty LLC
—
Loan Modification
related
$1,325,895 · Td Bk NA
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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